JUSTIFICATION STATEMENT FOR SITE PLAN NO Site Plan Justification for Chevy Chase Lake Townhouses

Transcription

1 I. INTRODUCTION JUSTIFICATION STATEMENT FOR SITE PLAN NO Site Plan Justification for Chevy Chase Lake Townhouses Applicant, CC Associates LLC (the Applicant ), by its attorneys, Linowes and Blocher LLP, submits this Site Plan Justification Statement to demonstrate conformance of the proposed development with all applicable review requirements and criteria. The subject property, which is owned by Chevy Chase Lake Development Corporation, consists of a gross tract area of approximately acres, and is more particularly known as Lots 2, 3, and 4, Block 1, Chevy Chase Section 5-C as shown on Tax Maps HN 343 and HN 563 (the Property or Lots 2-4 ). 1 The Property is bounded by Chevy Chase Lake Drive to the south, Lot 1, Block 1 of Chevy Chase Section 5-C at 3709 Chevy Chase Lake Drive to the west, the Capital Crescent Trail to the north, and the Hamlet House Condominium at 3535 Chevy Chase Lake Drive to the east. The Property, which currently contains garden apartments in multiple 2-story structures, is zoned CRT 1.5, C-0.25, R-1.5, H-50, and is subject to the recommendations of the Chevy Chase Lake Sector Plan approved and adopted by the Montgomery County Council ( County Council ) in July 2013 (the Sector Plan ). Pursuant to the applicable provisions of Chapter 59 of the Montgomery County Code (the Zoning Ordinance ), Applicant submits this application and Site Plan for the proposed redevelopment of the Property with up to 182,000 square feet of residential uses (reflecting the 1 Lot 1, Block 1 of Chevy Chase Section 5-C at 3709 Chevy Chase Lake Drive ( Lot 1 ) is the subject of a separate and concurrently filed site plan application (Site Plan No ) that proposes to redevelop that property with a multi-family structure containing up to 181,856 square feet of residential development (reflecting the exemption of 32,000 square feet of gross floor area for all MPDUs pursuant to Section D.c.iii of the Montgomery County Zoning Ordinance (the Zoning Ordinance )) with 200 dwelling units. That structure will have a building height of up to 112 feet pursuant to Section D.6.c.i of the Zoning Ordinance.

2 exemption of 14,000 square feet of gross floor area for MPDUs pursuant to Section D.6.c.i of the Zoning Ordinance) in 62 townhouses, as well as public benefits to support incentive density. These public benefits include transit proximity to the proposed Purple Line rail station adjacent to the property and provision of a substantial amount of affordable housing with 15% moderately priced dwelling units (MPDUs) (collectively, the Project ). By providing critically needed affordable housing proximate to existing and future transit, enhancing community connectivity, and creating desirable public open space, the Project will facilitate a number of important recommendations of the Sector Plan and implement Sketch Plan No (the Sketch Plan ) previously approved by the Montgomery County Planning Board of the Maryland-National Capital Park and Planning Commission (the Planning Board ), as proposed to be modified by the concurrently filed Sketch Plan Amendment A (the Sketch Plan Amendment ) described below. See Sector Plan, pg. 7. Applicant respectfully requests that the Planning Board grant approval of the requested Site Plan application, which utilizes the optional method of development in the CRT zone to achieve density through the provision of public benefits. II. BACKGROUND A. Partnership with Housing Opportunity Commission of Montgomery County The Property is currently owned by Chevy Chase Lake Development Corporation, which is an entity of the Housing Opportunity Commission of Montgomery County ( HOC ). HOC operates as a public housing agency, a housing finance agency, and a housing developer to provide affordable housing and supportive services to individuals and families in Montgomery County. On October 7, 2013, HOC entered into a letter of intent with EYA Development, LLC to secure sketch plan and preliminary plan approvals for Lots 1-4 of Block 1 and redevelop Lots 2

3 2-4. Under the terms of the agreement, CC Associates LLC will purchase Lots 2-4 of the Property, with HOC retaining Lot 1. B. Sector Plan and Sectional Map Amendment The recently adopted Sector Plan contains specific guidance for the redevelopment of Lot 1 and Lots 2-4. The Sector Plan envisions that developments on properties including an extraordinary amount of affordable housing (defined as at least 45 MPDUs and 30 WFHUs), which is provided through the proposed redevelopment of Lot 1 and Lots 2-4, would be permitted to proceed in the Sector Plan s first stage prior to the start of the Purple Line construction between Bethesda and Silver Spring. County Council Resolution No , pg. 3 (the Sector Plan Resolution ; attached hereto as Exhibit A ). The Sector Plan also recommended rezoning Lot 1 from R-30 to CRT 2.0, C-0.25, R-2.0, H-100 and Lots 2-4 from R-30 to CRT 1.5, C-0.25, R-2.0, H-50 in order to provide an appropriate transition and stepdown from the 8401 Connecticut Avenue office building eastward towards the interior of the Chevy Chase Lake neighborhood. Sector Plan Resolution at 6. Additionally, the Sector Plan recommended locating an approximately ½-acre public space with associated amenities designed to M-NCPPC Parks Department standards on the Property to serve existing and future residents. Sector Plan Resolution at 6. The Sector Plan requires Lot 1 and Lots 2-4 be the subject of one sketch plan and provide certain public benefits in order to proceed with redevelopment prior to the start of Purple Line construction between Bethesda and Silver Spring. Sector Plan Resolution at 6. Specifically, incentive density permitted by the CRT zone must be supported by providing on Lot 1: 1) the construction of a street between Chevy Chase Lake Drive to the northern property line, including sidewalks, street trees, and streetscape paving as described in design guidelines; and 2) a 3

4 minimum of 20% MPDUs or HOC affordable units at or below 60% of the area median income, as well as a minimum 20% WFHUs, the sales price or rent charged for which must be limited for a specified control period and affordable to households earning up to 100% of area median income. Sector Plan Resolution at 7. With respect to Lots 2-4, the Sector Plan requires the provision of a minimum of 15% MPDUs. Sector Plan Resolution at 7. Additionally, the Sector Plan requires the dedication of, or a public access easement for, the approximately ½-acre public space described above. Id. Compliance with these affordable housing requirements allows for redeveloping the Property in the Sector Plan s first stage. Sector Plan Resolution at 6-7. As detailed in the Preliminary Plan Justification Statement concurrently filed with this Site Plan Application, the redevelopment of Lot 1 and Lots 2-4 satisfy these requirements for inclusion in the Sector Plan s first stage. The Sector Plan s recommendation to rezone the Lot 1 from R-30 to CRT 2.0, C-0.25, R- 2.0, H-100 and Lot 2 from R-30 to CRT 1.5, C-0.25, R-2.0, H-50 was affirmed with the County Council s adoption of Sectional Map Amendment G-958 in Resolution No on March 11, C. Sketch Plan No On September 19, 2014, the Planning Board approved the Sketch Plan through the adoption of MCPB Resolution No (the Resolution ), which permitted construction of up to 388,833 square feet of total residential development on Lot 1 and Lots 2-4. Applicant s Sketch Plan depicted redeveloping Lot 1 with a multi-family building up to 100 feet in height and Lots 2-4 with multiple rows of townhouse units up to 50 feet in height. The Sketch Plan also illustrated public use/public open spaces, including an approximately ½-acre new public space located between the multi-family building and the most western row of townhouses, various 4

5 amenity spaces for the residential uses, underground parking for the multi-family building and garage parking for the townhouse units, as well as the incorporation of Private Street A along the Lot 1 s entire width at its western boundary. By accommodating the provision of public access easements and the construction of the full-width roadway for Private Street A, including sidewalks, street trees, and streetscape paving, a minimum of 20% MPDUs or HOC affordable units at or below 60% of AMI in addition to a minimum of 20% WFHUs for the multi-family building, a minimum of 15% MPDUs for the townhouse units, and the approximately ½-acre public space, the Planning Board found that Sketch Plan satisfied the affordable housing requirements of the Sector Plan for development in the first phase of development prior to construction of the Purple Line. MCPB Resolution No , pgs The Planning Board s approval of the Sketch Plan permitted the redevelopment of Lot 1 and Lots 2-4 as follows: Gross Tract Area (sq. ft.) Lot 1: CRT 2.0, C-0.25, R-2.0, H- 100 Lots 2-4: CRT 1.5, C-0.25, R-1.5, H- 50 Total Density (sq. ft.) Non-residential (C) Lot 1 Lots 2-4 Subtotal Residential (R) Lot 1 Lots 2-4 Subtotal Permitted/Required n/a n/a 17,889 40, ,842.5 (0.25 FAR) 143, , ,833 (1.65 FAR) Approved 71, , , (0 FAR) 177, , ,833 (1.65 FAR) 2 Includes 34,721 square feet of residential density averaged from Lots 2-4, which are zoned CRT 1.5, C 0.25, R, 1.5, H-50. See 59-C of the Zoning Ordinance. 5

6 Total CR Density 447,675.5 (1.9 FAR) 388,833 (1.65 FAR) Building Height (ft.) Lot 1 Lots up to 100 up to 50 Minimum Setback (ft.) From adjacent residential From ROW Minimum Public Use Space (%) On-site Public Use Space (sq. ft.) 10 20, ,900 Residential Amenity Space (sq. ft.) 3,500 3,500 4 Parking Spaces Multi-family Townhouses Total The Planning Board s resolution approving the Sketch Plan provides that maximum density and height, approximate location of lots and public dedications, and general location of vehicular access points are binding elements. Resolution, pg. 2. Furthermore, the Planning Board conditioned its approval of the Sketch Plan on, among other things, limiting density to a maximum of 388,833 square feet of total development, limiting the development to a maximum building height of 100 feet for the multi-family building and 50 feet for the townhouses. Id. The Planning Board also approved the following public benefits in the following four categories to support the incentive density above standard method maximums: Maximum Points Allowed Approved Transit Proximity Diversity of Uses and Activities Affordable Housing Includes 5% public open space incentive over the required 10% public use space. 4 Assumes 175 multi-family units; final unit count and residential amenity space to be determined at site plan(s). 5 The final number of parking spaces will be determined at site plan(s) when the final number of residential units is determined. 6

7 Quality of Building and Site Design Structured Parking Public Open Space Protection and Enhancement of the Natural Environment Vegetated Area Vegetated Roof Resolution, pg. 2. Under the conditions of approval final public benefit points were established Total Additionally, the Planning Board s resolution permitted the Sketch Plan to be built in two phases, with the redevelopment of Lots 2-4 with townhouses, the approximately ½-acre public space area and Private Street A in the first phase, and HOC s multi-family building on Lot 1 in the second phase. With regards to the public benefits, the Planning Board approved the following phasing of public benefits: Approved Points Phase 1 (Lots 2-4) Phase 2 (Lot 1) Transit Proximity Diversity of Uses and Activities Affordable Housing Quality of Building and Site Design Structured Parking Public Open Space Protection and Enhancement of the Natural Environment Vegetated Area Vegetated Roof Total The Planning Board s resolution approving the Sketch Plan provides that the public benefit schedule is a binding element and includes a condition of approval that the development is constructed with the approved public benefits unless amendments are subsequently approved.

8 at site plan approval. Id. at 3. Additionally, the Sketch Plan resolution also provides that phases may be sequenced in any order or combined and phase boundaries may be adjusted. D. Sketch Plan Amendment A Pursuant to Section I of the Zoning Ordinance, Applicant has also filed Sketch Plan Amendment A (the Sketch Plan Amendment ) with Preliminary Plan No , this Site Plan, and Site Plan No for concurrent review by the Planning Board to modify binding elements and conditions of the Sketch Plan. Specifically, the Sketch Plan Amendment proposes to revise the data table to reflect the exemption of the gross floor area of all MPDUs pursuant to Section D.6.c.i of the Zoning Ordinance, as well as retain 24,977 square feet of the total permitted density for either future utilization on the Property or to be averaged with an off site development proposal pursuant to Section B of the Zoning Ordinance. Applicant also proposes in the Sketch Plan Amendment to eliminate the eastern row of townhouses and alley with surface parking as well as reduce the number of townhouse units from 70 to 62 in the Site Plan, thereby modifying the approximate location of lots. Additionally, the Sketch Plan Amendment proposes to increase the building height of the multi-family structure approved in the Sketch Plan for Lot 1 and the subject of Site Plan No by 12 feet under the formula contained in Section D.6.c.i of the Zoning Ordinance as a project exceeding 12.5% MPDUs. Furthermore, the Sketch Plan Amendment proposes to remove the alley and surface parking at the Property s eastern boundary and relocate the vehicular access to the multi-family structure s underground parking garage in Site Plan No from Chevy Chase Lake Drive to Private Street A. Lastly, the Sketch Plan Amendment proposes to modify the public benefits schedule to increase the number of public benefit points to reflect the calculation of 8

9 public benefit points for MPDUs in the Diversity of Uses and Activities category under Section D.6.a of the Zoning Ordinance, increase public benefit points for structured parking in the Quality Building Design category under Section E.6 of the Zoning Ordinance and eliminate the requested points for public open space in the Quality Building and Site Design category under Section E.4 of the Zoning Ordinance, as well as for vegetated areas and vegetated roofs under Section F.8 & 9 of the Zoning Ordinance, resulting in an overall increase in public benefit points from 82.1 to For any amendment to a binding element or condition, the Planning Board must make the applicable sketch plan findings in addition to the findings necessary to approve a site plan. Section I.3 of the Zoning Ordinance. The applicable sketch plan findings are covered in the concurrently filed Sketch Plan Amendment justification statement, while the findings necessary to approve a site plan are discussed below. III. EXISTING CONDITIONS AND SURROUNDING AREA The Property comprises three lots with a total of approximately acres, as well as approximately acres arising from the dedication without consideration for half of Chevy Chase Lake Drive along the Property s southern frontage, for a gross tract area of approximately acres. As noted above, Applicant has also concurrently filed a site plan application to redevelop Lot 1 with a multi-family structure. Lots 2-4 and Lot 1 are improved with 68 garden apartments contained in multiple 2-story structures, as well as drive aisles and surface parking lots. According to the Sector Plan, approximately one-quarter of these 68 garden apartments are affordable. Lots 2-4 and Lot 1 are also adjacent to a master-planned Purple Line station and the Capital Crescent Trail, which is a shared-use off-road trail between Silver Spring and Georgetown in the District of Columbia. 9

10 As stated in the Sketch Plan staff report, the neighborhood around Lots 2-4 and Lot 1 contains multi-family, single-family attached and detached uses, as well as commercial uses, and retail uses. There are also many recreational and cultural features near Lots 2-4 and Lot 1, including the Chevy Chase Library, Lynnbrook Local Park, North Chevy Chase Local Park, as well as the many facilities located within the Rock Creek Park area, such as Jones Mill Road Neighborhood Park, Ray s Meadow Local Park, and Meadowbrook Local Park. IV. PROPOSED PROJECT AS REFLECTED IN SITE PLAN Applicant s Site Plan proposes to redevelop Lots 2-4 under the optional method of redevelopment under the CRT Zone on multiple lots with townhouses, and includes the construction of a new road along the width of Lot 1 (Private Street A ) at its western border that will eventually connect Chevy Chase Lake Drive with Manor Road. Specifically, Applicant seeks to construct up to 182,000 square feet of residential uses (reflecting the exemption of 14,000 square feet of gross floor area for MPDUs) with significant affordable housing projected to constitute 62 townhouses, 15% of which will be MPDUs. The townhouses building heights will step down to up to 50 feet in height in order to provide an appropriate transition along Chevy Chase Lake Drive from the commercial uses at Connecticut Avenue to the condominium structures toward the east. The multi-family building proposed in the concurrently filed site plan application for Lot 1 includes 200 multi-family units (20% of which will be MPDUs or HOC affordable units at or below 60% of AMI, in addition to a minimum of 20% WFHUs up to 100% of AMI) and will have a building height of up to 112 feet pursuant to Section D.6.c.i of the Zoning Ordinance. The Site Plan proposes a small shift of residential density of approximately 68,772 square feet to the multi-family building pursuant to Section B of the Zoning Ordinance. This shift is permitted by the Sketch Plan so long as the maximum 10

11 density approved is not increased, which it is not. The Site Plan application satisfies the Zoning Ordinance s standards for density averaging between abutting lots under Section B of the Zoning Ordinance and does not exceed the maximum limit of 388,833 square feet of total development approved by the Planning Board in MCPB Resolution No As discussed in greater detail below, the Site Plan includes the 62 townhouses containing 182,000 square feet (reflecting the exemption of 14,000 square feet of gross floor area for MPDUs) on Lots 2-4 and the construction of Private Street A at the western border of Lot 1. The concurrently filed site plan application for Lot 1 comprises the 200 unit multi-family building (with 20% MPDUs or HOC affordable units at or below 60% of AMI, in addition to 20% WFHUs at up to 100% of AMI) with 181,856 square feet (reflecting the exemption of 32,000 square feet of gross floor area for MPDUs) in a structure up to 112 feet tall, as well as the approximately ½-acre public space. The townhouses shown on the Project s Site Plan will be arranged in eight rows that are separated by three attractively landscaped courtyards and four private alleys providing access to garage parking. The units will have front doors facing the public realm while the garages and service functions will be tucked into the private alleys. Other townhouse amenity spaces include rooftop terraces and options for a rear deck. The most western row of townhomes will front on the approximately ½-acre public space included in the site plan application for Lot 1, while the most eastern row of townhomes will contain entrances facing the Hamlet House Condominiums to the east. Private Street A, which runs from Chevy Chase Lake Drive to Lot 1 s northern boundary at its western edge, is proposed to accommodate sidewalks on both sides of the road, street trees, and streetscape paving. As discussed in the concurrently filed Site Plan application for Lot 1, the multi-family building will continued to be owned by HOC. Lot 1 s proposed 11

12 multi-family building will include a thoughtfully programmed and landscaped rooftop terrace and provide below grade parking accessed from Private Street A. As shown on the Site Plan, the Project also proposes to enhance streetscaping for the Property s Chevy Chase Lake Drive frontage by constructing new sidewalks and installing new street trees. These improvements will improve both visual appearance and neighborhood connectivity for pedestrians and cyclists. The Preliminary Plan also depicts that the Project includes significant environmental site design ( ESD ) facilities implemented to the maximum extent practicable. Currently, the Property does not contain any stormwater management facilities. Applicant s Site Plan proposes to treat runoff by including and micro-bioretention facilities in the private courtyards for the townhouses. Remaining runoff will be captured by proposed stormwater management vaults and filters located along Chevy Chase Lake Drive. Additionally, silva cells will be incorporated in the design of Private Street A. V. FINDINGS REQUIRED FOR SITE PLAN APPROVAL Section E.2 of the Zoning Ordinance provides the findings that the Planning Board must make before approving a site plan application. The following is an analysis of how the Application satisfies these findings: To approve a site plan, the Planning Board must find that the proposed development: a. satisfies any previous approval that applies to the site; The submitted Site Plan conforms to all bindings elements and conditions of Sketch Plan No for the Property, as proposed to be modified in the concurrently filed Sketch Plan Amendment regarding density to reflect the exemption of gross floor area of all MPDUs provided, general location of lots to account for removal of a row of townhouse units and an alley with associated surface parking, general location of vehicular access points for the elimination of an alley and associated parking serving the most eastern row of townhouses, and 12

13 the public benefit schedule for an overall increase in points. Furthermore, the submitted Site Plan, in combination with the concurrently filed site plan application for Lot 1 (Site Plan No ), satisfies the Sector Plan s affordable housing requirements for inclusion in the first stage of redevelopment. The Site Plan conforms to these requirements by accommodating the construction of Private Street A from Chevy Chase Lake Drive to the northern property line with the full-width right-of-way, including the roadway, sidewalks, street trees, and streetscape paving and providing 15% of the Site Plan s proposed townhomes as MPDUs. Satisfaction of the affordable housing requirements for Lot 1 are discussed in the concurrently filed Site Plan Justification Statement for Site Plan No b. satisfies under Section B.5 the binding elements of any development plan or schematic development plan in effect on October 29, 2014; This section is inapplicable as there are no binding elements of an associated development plan or schematic development plan in effect on October 29, c. satisfies under Section B.5 any green area requirement in effect on October 29, 2014 for a property where the zoning classification on October 29, 2014 was the result of a Local Map Amendment; This section is inapplicable as the Property s zoning classification on October 29, 2014 was not the result of a Local Map Amendment. d. satisfies applicable use standards, development standards, and general requirements under this Chapter; Applicant s Site Plan proposes redeveloping the Property with approximately 62 townhouses under the optional method of development in the CRT Zone pursuant to Section of the Zoning Ordinance. The townhouses will be contained in 182,000 square feet, reflecting the exemption of 14,000 square feet of gross floor area for MPDUs per Section D.c.iii of the Zoning Ordinance, and include 15% of units as MPDUs. As shown on the 13

14 Development Tabulations, the Project as reflected in the Site Plan meets all of the applicable general requirements and development standards of Section of the Zoning Ordinance, the optional method public benefits provisions of Division 4.7 of the Zoning Ordinance, and the general development requirements of Article 59-6 of the Zoning Ordinance. e. satisfies the applicable requirements of: i. Chapter 19, Erosion, Sediment Control, and Stormwater Management; and ii. Chapter 22A, Forest Conservation Pursuant to Chapter 19 of the Montgomery County Code, Applicant will provide sediment and erosion control and water quality and quantity treatment as required by Montgomery County laws, rules, and regulations. This is demonstrated in the concept sediment control plan and conceptual stormwater management plan included in the application. Applicant has provided an approved Natural Resource Inventory/Forest Stand Delineation, as well as a Forest Conservation Plan and request for tree variance under Chapter 22A of the Montgomery County Code. f. provides safe, well-integrated parking, circulation patterns, building massing and, where required, open spaces and amenities; Applicant s Project, as shown in the Site Plan, provides adequate, safe, and efficient parking and circulation patterns. Shared private alleys for each two rows of townhouses provide well-integrated vehicular access from Chevy Chase Lake Drive to rear-loading garages for all dwelling units. The Project s market-rate townhouses will include two car garages and the MPDUs will contain one car garages for adequate off-street parking. In order to provide adequate circulation while ensuring compatibility with adjacent uses, sidewalks will offer pedestrian access to the most western row of townhouses fronting the approximately ½-acre 14

15 public space and the most eastern row of townhouses facing the adjacent Hamlet House condominiums. Pedestrians will access the Project s other dwelling units via pathways in efficient shared landscaped courtyards with shade and ornamental trees, perennials, shrubs, and bio-retention plantings for each two rows of townhouses. The Project s Site Plan also accommodates the provision of public access easements for and construction of Private Street A, which is the segment of a new street along the width of Lot 1 that will eventually provide improved vehicular, pedestrian, and bicycle access from Chevy Chase Lake Drive to Manor Road, the future Purple Line rail station, the Capital Crescent Trail, and commercial services. Furthermore, the Site Plan for the Project includes sidewalk and streetscape upgrades to the Property s frontage along Chevy Chase Lake Drive. These enhancements will also facilitate improved pedestrian connections from nearby neighborhoods by offering access to existing and planned bikeways, transit, shared use paths, and retail uses. Furthermore, the building s massing is compatible with other uses. The Project s building heights of up to 50 feet provide an appropriate transition from taller buildings along Chevy Chase Lake Drive west of the Property to the existing residential uses east of the Property. Specifically, the Project s proposed structures create a step down in height from Connecticut Avenue and the multi-family structure on Lot 1 that is the subject of the concurrently filed Site Plan Application to the Hamlet House Condominium buildings. The Site Plan also reduces building massing along Chevy Chase Lake Drive by arranging the townhouses in eight vertical rows (one row less than illustrated in the Sketch Plan) and separating them with private alleys and landscaped courtyards. With respect to the Project s most eastern row of townhouses, the Site Plan alters the design illustrated in the Sketch Plan to enhance compatibility. Originally, the Sketch Plan depicted the entrances of these townhomes facing 15

16 west, with garages, a private alley, and surface parking on the Property s eastern border with the Hamlet House Condominiums. The Site Plan flips the orientation of these units so that front entrances now face eastward toward the Hamlet House Condominiums, removes the surface parking on the Property s border, relocates the private alleys and garage entrances to the west, and increases the distance between the two adjacent residential uses. The open spaces shown on the Site Plan are also well integrated into the Project. As described earlier, the Site Plan reflects streetscaping improvements along Chevy Chase Lake Drive and Private Street A, both of which will include sidewalks and street trees, as well landscaped courtyards, each of which will be shared by two rows of townhouses. These courtyards will provide an appealing entrance to the townhouse units. The townhouses shown on the Site Plan will also accommodate rooftop terraces and options for rear decks for private outdoor space. g. substantially conforms with the recommendations of the applicable master plan and any guidelines approved by the Planning Board that implement the applicable plan; As discussed in the concurrently filed application for Preliminary Plan No , the portion of the Property subject to the Site Plan substantially conforms with the recommendations of the Sector Plan. Specifically, the Site Plan satisfies the Sector Plan s requirement to provide an extraordinary amount of affordable housing by including the construction of Private Road A and offering 15% of the townhouses on Lots 2-4 as MPDUs. Sector Plan Resolution, pg. 7. Furthermore, the Site Plan proposes additional housing, especially desirable affordable housing, near existing and proposed transit, commercial uses, community facilities, and open spaces. Sector Plan, pgs. 7, 22. The Project maximizes compatibility by stepping down building heights from the Site Plan s townhouse units up to 50 feet to the adjacent 16

17 residential uses to the east. Id. at 23. The front doors for the Project s eastern row of townhouses face the existing residential structure, removing the alley and associated surface parking, and increasing the distance between the two residential uses. The Site Plan is property scaled to the surrounding community and utilizes materials consistent with the neighborhood s existing character. Sector Plan, pg. 16, 23, Sector Plan Resolution, pg. 15. Private Road A and streetscape improvements along Chevy Chase Lake Drive will improve neighborhood connectivity while the landscaped courtyards between the rows of townhouse units is consistent with the natural character of the Chevy Chase Lake Community. Sector Plan, pgs. 16, 39-42; Sector Plan Resolution, pg. 12. New state-of-the art stormwater management facilities included in the Site Plan also advance the Sector Plan s environmental recommendations. Sector Plan, pg. 23. The Site Plan also conforms to the Chevy Chase Lake Design Guidelines by creating an appropriate transition and step down in height along Chevy Chase Lake Drive from the corner at Connecticut Avenue, to the multi-family building with maximum heights up to 112 feet, the townhouse structures with maximum heights up to 50 feet, and the existing Hamlet House Condominiums to the east. Design Guidelines, pg. 37. The Site Plan facilitates additional connections included for the surrounding neighborhood in the Design Guidelines, such as streetscaping improvements along Chevy Chase Lake Drive and Private Street A. Id. at pgs. 32, 37. h. will be served by adequate public services and facilities, including schools, police and fire protection, water, sanitary sewer, public roads, storm drainage, and other public facilities. If an approved adequate public facilities test is currently valid and the impact of the development is equal to or less than what was improved, a new adequate public test is not required. If an adequate public facilities test is required the Planning Board must find that the proposed development will be served by adequate public services and facilities, including 17

18 schools, police and fire protection, water, sanitary sewer, public roads, and storm drainage; As explained in considerable detail in the justification statement for the concurrently filed Preliminary Plan No , the proposed development in the Site Plan will be served by adequate public facilities, including schools, police and fire protection, water, sanitary sewer, public roads, storm drainage, and other public facilities. i. on a property in a Rural Residential or Residential zone, is compatible with the character of the residential neighborhood; and This section is inapplicable to the Site Plan as the Property is not located in a Rural Residential or Residential zone. j. on a property in all other zones, is compatible with existing and approved or pending adjacent development. Each of the structures and uses shown on the Site Plan are compatible with other uses and other site plans, as well with existing and proposed adjacent development. As noted above, the Property s eastern boundary abuts the proposed multi-family building, which is the subject of the concurrently filed site plan application for Lot 1. The Site Plan reflects that the approximately ½-acre public space will be placed as an appropriate buffer between the most eastern row of the Project s townhouses and the proposed multi-family building on Lot 1. Siting the ½-acre public space between the two residential uses will also activate the area and create an inviting gathering place for the surrounding neighborhood. Applicant has also enhanced the layout illustrated on the Sketch Plan and enhanced compatibility with the Hamlet House Condominium to the Property s east. Specifically, the Site Plan shows that the orientation of the most eastern row of townhouses have been flipped so that the front entrances of these units now face the residential units to the east and the private alley and garage entrances are turned away to the west. Additionally, the small surface parking lot shown on the Sketch Plan at the Property s eastern 18

19 boundary has since been removed and is no longer shown on the Site Plan. The Project also achieves compatibility with the greater neighborhood consistent with the vision of the Sector Plan and Design Guidelines by creating an appropriate transition and stepping down height along Chevy Chase Lake Drive from the commercial structure at Connecticut Avenue eastward to the multi-family structure with a building height up to 112 feet, the Project s townhouses with building heights up to 50 feet, and the approximately three story Hamlet House condominium buildings. VI. CONCLUSION Applicant respectfully requests that the Planning Board grant approval of the Site Plan application. As explained above and shown in the plans submitted with the application, the Site Plan satisfies the findings that the Planning Board must make to approve a site plan under Section E of the Zoning Ordinance. Respectfully submitted, LINOWES AND BLOCHER LLP By: Barbara A. Sears By: Phillip A. Hummel 7200 Wisconsin Avenue, Suite 800 Bethesda, Maryland (301) (Sears) (301) (Hummel) Attorneys for Applicant 19

20 20

21 CORRECTED Clerk's Note: Page 10, 8401 Connecticut Avenue, rezoning changed for C from 4.0 to 3.5 and for Rfrom 4.0 to 3.5 to correct technical errors and correctly reflect Council action. Resolution No.: Introduced: July 30, 2013 Adopted: July 30, 2013 COUNTY COUNCIL FOR MONTGOMERY COUNTY, MARYLAND SITTING AS THE DISTRICT COUNCIL FOR THAT PORTION OF THE MARYLAND-WASHINGTON REGIONAL DISTRICT WITHIN MONTGOMERY COUNTY, MARYLAND By: County Council SUBJECT: Approval of Planning Board Draft Chevy Chase Lake Sector Plan l. On January 25,2013, the Montgomery County Planning Board transmitted to the County Executive and the County Council the Planning Board Draft Chevy Chase Lake Sector Plan. 2. The Planning Board Draft Chevy Chase Lake Sector Plan amends the approved and adopted 1990 Bethesda-Chevy Chase Master Plan, as amended. It also amends the General Plan (on Wedges and Corridors) for the Physical Development of the Maryland Washington Regional District in Montgomery and Prince George's Counties, as amended; the Master Plan of Highways within Montgomery County, as amended; and the Countywide Bikeways Functional Master Plan, as amended. 3. On March 14, 2013, the County Executive transmitted to the County Council his fiscal impact analysis for the Chevy Chase Lake Sector Plan. 4. On March 5, 2013, the County Council held a public hearing regarding the Planning Board Draft Chevy Chase Lake Sector Plan. The Plan was referred to the Planning, Housing, and Economic Development Committee for review and recommendation. 5. On March 18, June 17, and June 24, 2013, the Planning, Housing, and Economic Development Committee held worksessions to review the issues raised in connection with the Planning Board Draft Chevy Chase Lake Plan. 6. On July 9, 2013, the County Council reviewed the Planning Board Draft Chevy Chase Lake Sector Plan and the recommendations of the Planning, Housing, and Economic Development Committee.

22 Page 2 Resolution No.: Action The County Council for Montgomery County, Maryland, sitting as the District Council for that portion of the Maryland-Washington Regional District in Montgomery County, Maryland, approves the following resolution: The Planning Board Draft Chevy Chase Lake Sector Plan, dated January 2013, is approved with revisions. County Council revisions to the Planning Board Draft Chevy Chase Lake Sector Plan are identified below. Deletions to the text of the Plan are indicated by [brackets], additions by underscoring. All page references are to the January 2013 Planning Board Draft Plan. Throughout the Sector Plan, replace the term "Town Center" with the term "Center". Page 18: Revise "Plan Vision" map to reflect revised plan recommendations: Include the HOC property and the Howard Hughes Medical Institute III the "Enhance" shaded area. Change Newdale Mews from Enhance to Create designation. Add the recommended new street as "Improved Access". Page 19: Amend the second paragraph as follows: Advancing from the conversations and input gained at public meetings, the Plan is based on [a] the framework of planning themes "preserve, enhance, create." Each is [addressed in its own section of the plan and] clarified below. Page 19: Modify the heading preceding the third paragraph and the third paragraph as follows: Staging: Waiting for the Purple Line Alternative transportation modes are seen as effective and attractive ways of moving people because Chevy Chase Lake has a limited network of interconnected roads and high traffic volumes, especially on perimeter streets. The future Purple Line will provide ready access to Bethesda, Silver Spring, and beyond, and will be an important way to get to and from Chevy Chase Lake. To ensure that the Purple Line can effectively support development and redevelopment, the Plan recommends new zoning patterns that are more responsive to future growth and change. This will be accomplished by phasing in [new zoning categories through two Sectional Map Amendments (SMAs are the legislative action used to rezone property), timed] construction of new development to coincide with the implementation of the Purple Line. This plan includes a staging provision to ensure that significant portions of proposed redevelopment will not occur before the Purple Line.

23 Page 3 Resolution No.: Page 20: Delete the first paragraph and replace as follows: [The first SMA would rezone commercial properties in the Town Center-the properties on Connecticut Avenue between Chevy Chase Lake Drive and Manor Road, which currently have existing or approved single-use commercial development, plus the Newdale Mews and Chevy Chase Lake Apartments. The Town Center includes the Chevy Chase Lake shopping center, which is approved for about 250,000 square feet of retail and commercial uses, and the commercial properties along Connecticut A venue. Rezoning would allow mixed residential and commercial uses. The goal, supported by the Enhance planning theme, would be to pass this first SMA after the Plan has been approved and adopted.) In the "Enhance" phase, only a few properties will be able to develop to the full extent of the zone: those with an existing development approval, those that are devoted to charitable and philanthropic uses, and those that provide an extraordinary amount of affordable housing (at least 45 moderately priced dwelling units and 30 workforce housing units as defined elsewhere in this Plan). Page 21: Delete the first paragraph and replace as follows: [The second SMA will be timed with Purple Line funding and will rezone the remaining Town Center properties, allowing over one million square feet of new mixed-use development. This SMA will be initiated after the full funding grant agreement for the Connecticut Avenue section of the Purple Line has been approved. This expanded level of development will allow more housing options, and includes additional community amenities like a park and trails. This recommendation is supported under the Create planning theme.] The remaining sites in the Plan area that are recommended for new zoning may not develop to the limit of the new zone until the "Create" phase, which begins once construction of the Purple Line between Bethesda and Silver Spring has started. Although they are encouraged to wait for this trigger and redevelop under new zoning, each property can redevelop in the interim, provided the redevelopment does not exceed the density and height of structures existing at the approval date ofthe Sector Plan. Page 22: Revise the third bullet under "Land Use" as follows: After the Purple Line is built, accommodate about 2.2 million square feet of development in the [Town) Center, including [1,300] new dwelling units. Page 23: Revise the final bullet under "Access" as follows: Accommodate future transit options, including the Purple Line [and Rapid Transit Vehicles (RTV)). Pages 25-29: Delete in their entirety; text to be relocated.

24 Page 4 Resolution No.: Page 31: Retitle chapter as "Land Use" and modify the first paragraph as follows: [Enhance Enhance quality of life and connectivity within and to the Chevy Chase Lake community by promoting pedestrian-oriented, mixed-use development in the Town Center and improving access to different modes oftransportation throughout the community.] A Better {Town} Chevy Chase Lake Center This section recommends ways to improve quality of life and enhance pedestrian, bicycle and vehicular connections in and around the Chevy Chase Lake Center[, before the Purple Line has been realized]. The [Town] Center includes the commercial properties on Connecticut Avenue between Chevy Chase Lake Drive and Manor Road, plus the Newdale Mews and Chevy Chase Lake Apartments. [This section focuses on the redevelopment of Chevy Chase Lake shopping center and the added flexibility of mixeduse zoning for current commercial properties. Development under the Plan's proposed zoning proposed would not require new sites for schools, the library, or the fire station.] Sites that may be constructed before the Purple Line The following properties meet the criteria established in this Plan to enable them to develop prior to the Purple Line. [Land Use] Page 31: Revise the first sentence in the section immediately under "Chevy Chase Lake East Shopping Center" as follows: Chevy Chase Lake East Shopping Center (Sites X and XX on Map X) Rezone from C-l, C-2, and R-30 to CRT 2.0, C 2.0, R 2.0, H 80 and CRT 2.0, C 1.0, R [2.0] 1.75, H [150] 120. Page 33: Revise the last sentence in the first paragraph as follows: The development remains unbuilt, though the approval remains valid until at least [2018] Page 33: Revise the first bullet in the second paragraph as follows: CRT 2.0, C 1.0, R [2.0] 1.75, H [150] 120, at Connecticut Avenue and the Purple Line station.

25 Page 5 Resolution No.: Page 33: Revise the third paragraph as follows: Consistent with the vision to keep Chevy Chase Lake as a primarily residential community, the recommended zoning prioritizes residential development, but would also permit more than the already approved 250,000 square feet of commercial and retail development[,] for ground-floor restaurants and shops and other uses, including office and hotel, without generating additional traffic beyond the 2005 approval (i.e., no more than 503 Total AM Peak Hour Trips and 1,051 Total PM Peak Hour Trips). Page 33: Revise the first sentence in the fourth paragraph as follows: The Plan recommends a maximum building height of [150] 120 feet on the portion of the site adjacent to Connecticut A venue and the Purple Line station. Page 33: Revise the last paragraph on the page as follows: The shopping center site must also include a public open space that will be privately owned and maintained. This space should serve as a gathering place for existing as well as new residents and should have the amenities necessary to make it an appealing destination for the entire community. To provide the greatest public benefit, the Plan recommends a central [green] public space of [at least] approximately Y2-acre. The Planning Board will determine its exact size, location and design through the development process. Page 33: Add to the end ofthe page: Redevelopment of the shopping center must also include the portion of New Street B-1, from Manor Road to the southern property line of the shopping center site, with dedication of, or provision of public access easements for, the full-width right-of-way (see Table X), and construction of the full-width roadway, including sidewalks, street trees, and streetscape pavers, as described in the Design Guidelines for this Plan. Page 36: Delete the first two sections as follows: [Commercial Properties on the west side ofconnecticut Avenue Rezone from C-l to CRT1.0, CO.75, R0.25, H35 The Chevy Chase Lake West shopping center, 8500 Connecticut Avenue (Arman's Chevy Chase Service Station), and 8402 Connecticut Avenue (Parkway Custom Drycleaning) are currently zoned for single-use commercial development. The Plan proposes rezoning these sites with a new mixed-use zone that closely mirrors current heights and densities. In the later Create section of the Plan, to be implemented after the Purple Line is realized, these properties will be rezoned again to allow additional height and density. The Plan does not recommend rezoning the remaining commercial property at 840 I Connecticut A venue until after the Purple Line has been realized. This property is

26 Page 6 Resolution No.: presently covered by a mix of commercial, industrial, and multifamily zoning (C-I, I -I, and R-30). Newdale Mews Rezone from R-30 to CRTI.5, C0.25, RI.5, H55 The Newdale Mews garden apartments add to the diverse housing opportunities in Chevy Chase Lake. To prioritize additional housing choice in the Town Center, compatible with the adjacent single-family homes, the Plan recommends rezoning allowing only the smallest amount of commercial uses possible in the zone. Since commercial uses on this site are unlikely to be compatible with the adjacent housing, they are discouraged. Should the property be assembled with the adjacent service station, commercial uses and density should be located on Connecticut A venue. Building heights would be limited to 55 feet. An essential part of redeveloping this site will be to maintain compatibility with the single-family homes to the north. Particular attention should be paid to solar access and shading, as well as maintaining and extending building setbacks from the existing homes, vegetative screening, and views between the new buildings. The design guidelines provide further recommendations to promote compatibility.] Page 36: Insert the following text before "Howard Hughes Medical Center": Chevy Chase Lake Apartments (Sites 7 and 8 on Map X) Rezone from R-30 to CRT 2.0, C 0.25, R 2.0, H 100 and CRT 1.5, C 0.25, R 1.5, H 50 The Montgomerv County Housing Opportunities Commission (HOC) owns the 68 rental garden apartments on Chevy Chase Lake Drive and provides about one-quarter as affordable housing. The proposed rezoning will provide additional affordable housing in Chevy Chase Lake. To allow a transition between taller buildings along Connecticut Avenue and the lower existing residential buildings at the end of Chevy Chase Lake Drive, the plan recommends stepping down building heights. Site 7, adjacent to 8401 Connecticut A venue, would have a maximum building height of 100 feet. while site 8 would have a maximum building height of 50 feet. The Plan also recommends a new public space to serve as a recreational place for existing as well as new residents. This new public space must be approximately Yl-acre in size, should have the amenities necessary to make it an appealing destination for the entire community, and should be designed per Parks Department standards.

27 Page 7 Resolution No.: Redevelopment of the Chevy Chase Lake Apartments (sites 7 and 8) in the first stage must be approved in a single sketch plan and include each of the following public benefits, to support incentive density under the optional method of development in the CRT zones. Compliance with the affordable housing requirements listed in the following bullets satisfies the affordable housing requirements of the Sector Plan for development in the first stage. New Street B-1, from Chevy Chase Lake Drive to the northern property line of site 7: o dedication of, or provision of public access easements for, the full-width right-of-way (see Table X); o construction of the full-width roadway, including sidewalks, street trees, and streetscape pavers, as described in the Design Guidelines for this Plan; on site 7, a minimum of 20% Moderately Priced Dwelling Units or HOC affordable units at or below 60% of the area median income in addition to a minimum of 20% Workforce Housing Units of the total number of units; the Workforce Housing Units must be built under a regulation or binding agreement that limits the sale price or rent charged for a specified control period and ensures that the Workforce Housing Units are affordable to a full range of eligible households (up to 100% ofarea median income); on site 8, a minimum of 15% MPDUs; and dedication of, or a public access easement for, the lh-acre public space described above. If the sites are redeveloped after the Purple Line, the sites are encouraged to be reviewed together as a single sketch plan. To support incentive density under the optional method of development in the CRT zones, redevelopment must provide as public benefits the portion of New Street B-1 and the lh-acre public space described above. For affordable housing, the Plan recommends maximizing the percentage of affordable and workforce units, but does not set specific numerical goals. Page 36: Revise the title for the third section: Howard Hughes Medical/Center] Institute (Site X on Map X) Page 36: Revise the third sentence of the last paragraph as follows: The Plan recommends a maximum building height of 65 feet, with design guidelines to address compatibility. Although Charitable and Philanthropic Institutions are not currently allowed uses in the LSC zone, they are proposed to be permitted as part of the Zoning Ordinance Rewrite. If the Zoning Ordinance Rewrite does not include these as allowed uses, the Plan [, and] further recommends modifying the allowed use table for the LSC [Zone's table of allowed uses] zone to add "Charitable and Philanthropic Institution".

28 Page 8 Resolution No.: Page 38: Delete "Remaining Sites" and its accompanying paragraph and replace as follows: [Remaining Sites Finally, the Plan recommends reconfirming current zoning categories for all other lands outside the Town Center and for specific properties within the Town Center: Chevy Chase Lake West parking lot along Loughborough Place Newdale Mews Chevy Chase Lake Apartments] Sites That May Not Fully Develop Until Staging Trigger is Met The following sites do not meet the staging criteria described in this Plan to enable them to develop in advance of the Purple Line and therefore they may not develop to the heights and density allowed by the new zoning until construction of the Purple Line between Bethesda and Silver Spring has started. Although they are encouraged to wait for this trigger and redevelop under new zoning, each property can redevelop in the interim, provided the redevelopment does not exceed the density and height of structures existing at the approval date ofthe Sector Plan. Chevy Chase Lake West Shopping Center and Loughborough Place parking lot (Sites X and XX on Map X) Rezone the shopping center from C-l to CRT 2.0, C 1.0, R 2.0, H 70 Rezone the Loughborough Place parking lot from R-90 to CRN 1.0, C 0.25, R 1.0, H 40 The shopping center sits on two lots divided by a public alley. This zoning closely mirrors that ofthe shopping center on the east side of Connecticut Avenue. The emphasis remains on residential development, and a smaller proportion of commercial uses will allow a transition to the residential community on the west. The 70-foot building height maximum will further provide a strong edge and sense ofenclosure to this block. Rezoning and redevelopment of the commercial site should carefully consider appropriate transitions from the Town Center to the adjacent single-family neighborhood. For the existing parking lot along Loughborough Place, rezoning from a single-family residential zone to a low-density mixed-use zone will allow a transition between the existing single-family neighborhood and the mixed-use center, both in height and land use. The resulting scale will enclose the street and visually screen the taller buildings along Connecticut Avenue. Further, the new zone allows only limited commercial uses, promoting a residential character. Any development on the site of the existing parking lot should either be residential or have a residential appearance. To facilitate access, the Plan recommends a mid-block pedestrian connection between Loughborough Place and Connecticut Avenue. The Plan also supports the abandonment of the public alley located on the site Connecticut Avenue (Arman's Chevy Chase Service Station) (Site X on Map X) Rezone from C-l to CRT 1.5, C 1.5, R 1.5, H 50

29 Page 9 Resolution No.: The relatively small size of this property limits its potential redevelopment as a standalone project. However, its location, adjacent both to properties zoned for mixed-use on Connecticut Avenue and Newdale Road and to the single-family neighborhood behind it, creates opportunities for redevelopment as part of an assemblage of properties, but also raises compatibility concerns. To balance these. the Plan recommends new zoning to match that of the property to the west along Newdale Road, but with the potential for commercial development on Connecticut Avenue. This property faces Connecticut A venue to the east and a garden apartment complex and a comer of single-family residence to the west. To allow for potential assemblage with the property along Newdale Road, the Plan recommends the same height limits as for the property on Newdale Road: a maximum height of 50 feet as measured from Newdale Road. If this property is ever assembled with others as part of a unified development, the number of curb cuts along Connecticut Avenue, between Manor Road and Chevy Chase Lake Drive, should be reduced. Any new development on this site should be designed to minimize the impact on the existing homes on Laird Place and Loughborough Place. The design guidelines provide further guidance. Newdale Mews (Site X on Map X) Rezone from R-30 to CRT 1.5, C 0.25, R 1.5, H 50 The Newdale Mews garden apartments add to the diverse housing opportunities in Chevy Chase Lake. To prioritize additional housing choice in the Town Center. compatible with the adjacent single-family homes. the Plan recommends rezoning allowing only the smallest amount of commercial uses possible in the zone. Since commercial uses on this site are unlikely to be compatible with the adjacent housing, they are discouraged. Should the property be assembled with the adjacent service station. commercial uses and density should be located on Connecticut Avenue. The recommended zoning allows a maximum height of 50 feet. The height should be measured from Newdale Road and no building should be more than 4 stories tall An essential part of redeveloping this site will be to maintain compatibility with the single-family homes to the north. Particular attention should be paid to the following: solar access and shading; maintaining and extending building setbacks from the existing single-family residential properties: new development should be set back from the rear property line between 35 and 50 feet; vegetative screening, including maintaining existing viable trees and increasing landscaping to create an attractive buffer between existing homes and new development; and view corridors between the new buildings. The design guidelines provide further recommendations to promote compatibility.

30 CORRECTED PAGE Page 10 Resolution No.: Connecticut Avenue (parkway Custom Dryc/eaning) (Site X on Map X) Rezone from C-l to CRT 2.0, C 0.5, R 2.0, H 70 Located just south of the Purple Line, this site is a gateway into the Chevy Chase Lake Center. The Plan's proposed rezoning extends the density, land use. and height recommendations from the adjoining properties, along Connecticut Avenue. Redevelopment should also address the Chevy Chase Lake Trolley Station site, a historic resource located on this site Connecticut Avenue (Site X on Map X) Rezone from C-I. 1-1, and R-30 to CRT 4.0, C 3.5, R 3.5, H ISO The property is currently within three separate zoning districts that allow convenience commercial along Connecticut Avenue, light industrial along the Capital Crescent Trail, and low-density multifamily residential along Chevy Chase Lake Drive. The site is occupied by a 13-story office tower, with an attached two-story commercial building and a separate parking structure. The recommended zoning provides flexibility to redevelop the site with multiple buildings containing commercial, residential, and mixed uses. However, commercial development other than ground-floor retail, restaurant, and similar uses must be limited to the western portion of the site, closer to Connecticut A venue. Residential uses may be located anywhere on the site. The plan recommends a maximum building height of 150 feet, which is limited to the western portion of the site closer to Connecticut Avenue. The design of a ISO foot tall building along Connecticut A venue should address the same design goals recommended for the Chevy Chase Lake East Shopping Center, located to the north of the Purple Line. The design guidelines again provide further guidance. Building heights on the eastern portion of the site are limited to 125 feet, which allows transition to the residential buildings at the east end of Chevy Chase Lake Drive. The highest priority must be the redevelopment of the existing office building, the design of which is incompatible with the urban design goals of this plan. The recommended densities are sufficient to accommodate multiple buildings and incentivize redevelopment of the existing office building. They do not encourage the preemptive construction of an additional building on the eastern portion of the site. Therefore, this plan strongly recommends that no development occur on the eastern portion of the site until the current office building site has redeveloped. Sketch, preliminary, and site plans for the western and eastern portions of the site may be approved consecutively, with the western portion being approved first, or simultaneously. Any plan approval must ensure, through enforceable phasing or other appropriate conditions, that the western portion of the site redevelops first. Without such restrictions, this plan would have recommended less density for the site as a whole.

31 Page 11 Resolution No.: The design of new development must be oriented towards and reinforce the activation of the southern portion of the new street recommended to connect Manor Road with Chevy Chase Lake Drive. All remaining properties in the Plan area The Sector Plan reconfirms current residential zoning categories for all areas located outside the Chevy Chase Lake Center. Page 38: Create new "Access" chapter and amend as follows: Access This section recommends ways to improve access within the Chevy Chase Lake community and beyond. The improvements focus on roadways, bicycle and pedestrian access, and integrating transit. Roadways Traffic congestion during the morning and evening rush hour on Connecticut Avenue, and the other major roads in Chevy Chase Lake, is a major community concern. Data show that on Connecticut A venue the majority of that traffic, about 80 percent of the morning and evening rush, is pass-through. The current traffic generated by trips to and from Chevy Chase Lake is[,] relatively low. But[,] development and redevelopment allowed by new zoning will increase local traffic within Chevy Chase Lake. The Plan takes a number of steps to address that issue, the key being the new zoning designations. The recommended mixed-use zoning distributes most of the density to residential uses, which in general generate less traffic than commercial ones. [The recommended total for new development, about 1.5 million square feet, includes roughly 1,000 new dwellings, equivalent to about one million square feet. This mix is projected to generate about as much traffic as would be generated under the currently single-use commercial and multifamily zoning alone.] New traffic generated by specific development proposals will also be addressed through traffic mitigation improvements. The most congested intersections in the Plan area are Connecticut Avenue and Jones Bridge Road and Connecticut Avenue and East West Highway. Improvements to the intersection of Connecticut and Jones Bridge Road have been planned as part of the federal Base Realignment and Closure (BRA C) program to address new traffic associated with the National Naval Medical Center. The initial stages of these multi-phase improvements are already being implemented. [For the intersection of Connecticut Avenue and East West Highway, the Plan does not recommend comprehensive intersection improvements due to right-of-way limitations.)

32 Page 12 Resolution No.: All possible improvements may be considered, to include any transit options that may be developed, and including, but not limited to the following: For the intersection of Connecticut Avenue and East-West Highway: o add a third eastbound-to-northbound left-tum lane, and; o add a fifth lane from the north on Connecticut Avenue, allowing for an exclusive right-tum lane in the morning peak period and a second southbound-to-eastbound left-tum lane in the evening peak period; For the intersection of Connecticut Avenue and Manor Road: o add an exclusive right-tum lane from westbound Manor Road to northbound Connecticut Avenue; For the intersection of East-West Highway and Jones Mill Road: o add a second left-tum lane from southbound Jones Mill Road to eastbound East-West Highway. Page 40: Amend first bullet as follows: A new public street from Manor Road to Chevy Chase Lake Drive that links beneath the elevated section of the Purple Line and Capital Crescent Trail. The final location will be determined during the development review process for the Chevy Chase Lake East Shopping Center and the Chevy Chase Lake Apartments (or other affected properties} [and its full measure will not be realized until after the Purple Line has been constructed]. The final design of the supporting structure for this elevated section should accommodate the recommended rightof-way in a safe and inviting fashion. Page 40: Add the following bullets to the end of the list: To facilitate the assembly of smaller commercial properties on the west side of Connecticut A venue for redevelopment, the Plan supports the abandonment of the public alley located within the existing parking lot of the Chevy Chase Lake West shopping center. The abandonment of portions of other public rights-of-way is subject to the compatibility criteria listed in the Community Character section. Page 43: Amend the bullets in the fourth paragraph as follows: [Implement a natural surface pedestrian path within the Coquelin Run Parkway right-of-way, between Chevy Chase Lake Drive and Jones Mill Road.] Upgrade the existing sidewalk along the east side of Jones Mill Road, between Jones Bridge Road and East:West Highway, to Road Code standards. Construct a sidewalk along East-West Highway between Glengalen lane and Jones Mill RoadlBeach Drive. Expand pedestrian and bicycle access to the Capital Crescent Trail, where feasible. Provide a mid-block pedestrian connection between Loughborough Place and Connecticut Avenue.

33 Page 13 Resolution No.: Implement a natural surface "Tranquility Trail" on the south side of Chevy Chase Lake Drive. It would be within the public right-of-way, between the public sidewalk on Connecticut A venue and the Coquelin Run Parkway open space at the end of Chevy Chase Lake Drive. The trail should include seating areas with views of the waterfall and other natural features. See the design guidelines for further details. Page 43: After the fourth paragraph, insert as a new paragraph the following: To improve bicycle access within the Center, the Plan recommends designation of the area next to the Purple Line Station, along Connecticut A venue between Chevy Chase Lake Drive and Manor Road, as a Bicycle-Pedestrian Priority Area. This designation makes enhancing bicycle and pedestrian traffic a State of Maryland priority. Further, the Plan supports expanded or enhanced access to the Capital Crescent Trail from all newly developed or redeveloped sites. Page 44: Revise the third bullet as follows: Coquelin [Run] Parkway, between the Jones Bridge RoadlManor Road intersection and [Chevy Chase Lake Drive] Jones Mill Road, with [a] connection~ to the Capital Crescent Trail, Chevy Chase Lake Drive, and Coquelin Terrace. If a subsequent detailed study finds the segment between Chevy Chase Lake Drive and Jones Mill Road to be infeasible as a shared-use path, then a natural surface pedestrian path should be built in this segment. Page 45: On Table 3, on the Line that describes route CT-l, amend the description under the "type" column as follows: Cycle Track or physically protected, dedicated bike lanes Page 48: Insert the following text (relocated from page 51): Purple Line The arrival of the Purple Line at Chevy Chase Lake will dramatically change the community as it currently exists. The transit line will bring improved access to Bethesda and Silver Spring and provide residents and visitors with a convenient alternative to automobile travel. But it will also bring physical change: two new bridges over Connecticut A venue, one for the train and the other for the Capital Crescent TraiL It will introduce an elevated station platform, with elevators, access gates, and shelters. The recommended new street connecting Manor Road and Chevy Chase Lake Drive under the elevated rail line should also offer an alternative station access point for buses, rapid transit vehicles, and commuter kiss-and-ride cars. The new street must be wide enough for one travel lane in each direction, with on-street parking on both sides. This configuration will further promote walkability and help slow

34 Page 14 Resolution No.: traffic. Priority access to the station will be for pedestrians, bicyclists, and transit, with seating areas, bike racks and bike share, and a bus stop. Vehicular access to the station is a lower priority, with only on-street parallel parking, some of which may be reserved for pick-up and drop-off during rush hours. On weekends and outside of rush hour, curb lanes should be devoted to short-term metered parking to serve restaurants and shops. As with all new development, all these features must be compatible with the character of the Center. Additionally, the Plan makes the following recommendations: Publicly accessible spaces below the tracks, at street level, must be designed, programmed, and maintained for the public's benefit. Pedestrian access to the station should be afforded from both Connecticut A venue and the proposed new street. Ample bike storage should be provided at the station or immediately adjacent. New development should maximize opportunities to improve pedestrian and bicycle access to the Capital Crescent Trail. Transit To expand and encourage transit use: Support local feeder bus service between the Connecticut A venue Purple Line Station and nearby major employment locations and transit stations. Study local circulator service feasibility within the Plan area. Expand the Bethesda Transportation Management District (TMD) to include Chevy Chase Lake. Page 49: Create new "Environment" chapter and amend existing text as follows: Environment This section includes recommendations to maintain and improve the guality of the natural environment in Chevy Chase Lake. The Sector Plan recommends that any further development achieve the following objectives: Protect the Coguelin Run stream valley network and its associated forested slopes (not including the area of the Coquelin Parkway) through a Category I Conservation Easement. Reduce direct stormwater discharge into Coguelin Run. Support stream and forest restoration projects to stabilize banks, remove invasive species, restore native forest structure, and prevent further stream erosion. Enhance Coguelin Parkway as a public right-of-way that accommodates only bicycle and pedestrian use. Additionally, the [The] expansive tree cover in Chevy Chase Lake-50 percent of the Plan area-is an important part of the community's character, as well as its ecological

35 Page 15 Resolution No.: health. One of the goals of the Plan is to maximize tree cover for new development with overall goals of25 to 30 percent tree canopy in the Chevy Chase Lake Center area. New development should also [: increase tree cover in the Town Center to a minimum 30 percent ] retain or improve canopy cover throughout the Plan area, within street medians, along new and existing streets, and in surface parking areas. The likely removal of many existing, mature trees along the Capital Crescent Trail during the construction of the Purple Line reinforces the need to plant new ones. To expand the tree canopy in Chevy Chase Lake, they must be planted in association with new development or redevelopment projects. [New development should also minimize its impact on the environment by exceeding the Montgomery County required minimum certification under the Leadership in Energy and Environmental Design (LEED) program. The LEED standards identify architecture, landscape, and engineering best practices for sustainable site and building design. See the design guidelines for further details.] Page 49: Create new "Community Character" chapter and amend as follows: Community Character This section recommends ways that new development can maximize compatibility with the existing community. Criteria for Compatibility Beyond the quantitative limits of zoning, new development will have to demonstrate compatibility with the character of the community. During the development review process, the Planning Board will have to make that determination with input from developers, the community, and staff. This Plan establishes three criteria to determine compatibility: Scaled for People, Tradition(a1), and Nature and the Garden. The design guidelines, which accompany this Plan, provide further details. Scaled for People The Town Center must have a welcoming human scale. Purely residential streets should be lined with two-story homes that sit close to one another and to the street. Along treeshaded sidewalks, frequent stoops, lead walks, and entries will help create an intimate neighborhood setting. The shopping area must be similarly designed. Architectural details, shop windows, and awnings must enhance the experience at the street level. New development should be engaging for residents, workers and visitors by paying particular attention to the design details of open spaces, sites, and buildings, between the pedestrian level and approximately 30 feet above.

36 Page 16 Resolution No.: Tradition(al) Many of the houses, apartment buildings, and shops currently share a common, traditional architectural character. This is supported through the use of consistent elements-materials are primarily brick-and the integration of architectural details in the design of buildings and streetscapes. While the direct application of traditional architectural styles may not be appropriate for every building, the architectural design of new construction should nevertheless respond to the architectural tradition of Chevy Chase Lake. Nature and the Garden Buildings in Chevy Chase Lake today are well integrated into a landscape of trees, hills, and streams. While the community has many homes and businesses, it still retains a green and leafy character, which must be respected. This can be achieved by integrating water features and native trees and plantings that reflect the prominence and historic significance ofcoquelin Run and the wooded landscape of the community. Design Guidelines Beyond the recommended compatibility standards [in the Preserve section of the plan], the design guidelines provide more detailed guidance on the design of the Town Center[, including buildings, streets, and open spaces, with specific recommendations for transitions between new development and the existing neighborhoods.] They address architectural character, site design, open spaces, the design of streets and streetscapes, and other infrastructure. They also provide specific recommendations for transitioning between new developments and existing neighborhoods. The Purple Line The Purple Line and Capital Crescent Trail bridges over Connecticut A venue will be highly visible, acting as visual gateways to the Town Center. Their design should reflect the character and history of Chevy Chase Lake. Delete pages 51 to 62 (information from these pages has been inserted earlier in this resolution). Page 63: Before "Implementation", add a new "Community Facilities" section as follows: Community Facilities The Chevy Chase Lake community has a wealth of community facilities, including a library, fire station, North Chevy Chase Elementary School, and numerous civic and religious organizations. The Sector Plan included review of the following public community resources. Library Facilities The Plan area is currently served by the Chevy Chase Library, located within five minutes' walk from the Town Center. Based upon recommended library standards, a branch library should be able to support a population of 40,000 users per branch. MCPL

37 Page 17 Resolution No.: did not request nor does the Plan recommend new or expanded library facilities in the plan area. Fire. Rescue. and Emergency Medical Services The Montgomery County Fire and Rescue Service (MCFRS) provides fire protection and emergency medical services for the County. The services are provided by a combination of paid County personnel and volunteer members of the various independent, non-profit volunteer fire and rescue corporations throughout the County. In 2004, the County Council passed legislation to reorganize the Fire and Rescue Service by placing all personnel, career and volunteer, under the command of a single fire chief. However, actual services are delivered from the 19 local fire and rescue companies. The County uses an incident command system to coordinate the efforts of paid and volunteer personnel at the scenes of emergencies. MCFRS has determined that existing fire, rescue, and emergency medical services (EMS) at existing stations provide sufficient service to the Plan area, which is serviced by Chevy Chase Station 7 First Battalion. The Plan does not recommend new or expanded facilities for fire, rescue, or emergency medical services. Public Schools Enrollment in Bethesda-Chevy Chase cluster schools has seen a strong increase in the past few years, corresponding to the onset of the recession. These enrollment increases have been most pronounced at elementary schools, but over the coming years these students will be in middle schools and high schools in the cluster. MCPS monitors the housing market to factor in new development in the forecast for schools, and works with County planners on master plans and sector plans - providing input on the impact of proposed plans. School enrollment projections are redone each fall to take into account the latest enrollment trends at schools and information about new housing construction schedules. In the fall of each year new enrollment projections are reviewed by the superintendent and Board of Education to determine whether capital projects - including classroom additions and new schools - are needed. In the B-CC cluster this process has resulted in numerous capital projects to address enrollment growth in the cluster by adding capacity at schools and opening a new middle school. Police Chevy Chase Lake is served by the Montgomery County Police Department's (MCPD) Second District, headquartered in Bethesda. MCPD did not request accommodation of a new facility within the Chevy Chase Lake Plan Area, and the Sector Plan does not recommend one. Recreation Chevy Chase Lake is located in the Montgomery County Recreation Department's "Area II" and is served by two community centers: the Jane E. Lawton Community Recreation Center (CRC) in the Town of Chevy Chase, and the Wisconsin Place CRC in Friendship Heights. The nearest aquatic facilities include the Bethesda Outdoor Pool, just south of the Bethesda Central Business District (CBD), and the Shriver Aquatic Center in North

38 Page 18 Resolution No.: Bethesda. The Montgomery County Recreation Department did not request accommodation of a new facility within the Chevy Chase Lake Plan Area, and the Sector Plan does not recommend one. There are numerous private recreation facilities proximal to the Plan Area, including the Chevy Chase Recreation Association, Columbia Country Club, and the Chevy Chase Club. Parks The Chevy Chase Lake Sector Plan Area only features one existing public park: Jones Mill Road Neighborhood Park, located east of Jones Mill Road. However, the community is served by numerous parks and recreational resources within and outside of the Plan Area, including Rock Creek Park, North Chevy Chase Local Park, Meadowbrook Local Park, Lynbrook Local Park, East-West Highway Neighborhood Conservation Area, Chase Avenue Urban Park, Cheltenham Drive Urban Park, Elm Street Urban Park, Leland Neighborhood Park, Ray's Meadow Local Park, Elmhirst Parkway Neighborhood Conservation Area, Kensington Parkway Stream Valley Park, and Rock Creek Hills Local Park. Page 63: Delete the first paragraph as follows: [Sectional Map Amendments Plan recommendations should be implemented through two separate Sectional Map Amendments. The first, upon adopting the Plan, should cover the zoning recommendations contained within the Preserve and Enhance sections. The second amendment should implement the zoning recommendations of the Create section, but only after a full-funding grant agreement has been executed for the section of the Purple Line serving the Chevy Chase Lake Plan area.] Page 63: Revise the third paragraph as follows: New Public Parks and Open Space Land for [the] new publicly-owned parks will be acquired either through dedication by the property owner to, or direct purchase by, the M-NCPPC Parks Department. New privately-owned public open space will be provided by property owners per the requirements of the applicable zoning designation and the recommendations of the Sector Plan. The design and construction of the parks and open space will be addressed through the development review process.